Pros and cons for the proposed Marina Shores Luxury Condominiums were discussed for almost an hour during Thursday night's Russellville City Council meeting that lasted nearly three hours.

The council read the ordinance to rezone the property from R-1 to planned unit development (PUD) for the first of three times and will bring the ordinance back at next month's meeting. Some aldermen said there was a possibility it could be voted for or against rezoning during the council's April 21 meeting.

John Peel of the Peel Law Firm opened the discussion by explaining the advantage of Marina Shores to the Russellville community. He asked aldermen and several audience members to look around the state and look at other PUDs such as one in Little Rock and another in Hot Springs.

Peel, answering a question from Alderman Ronnie Tripp, stated the development must follow the development plan exactly. Failure in this respect will result in reversion of the property to the original zoning, or its current residential status.

Answering a question from Alderman Robert Wiley, Peel and later developer Mike Wilkins explained the reason nothing had been done since the city council approved rezoning the area R-1 two years ago because Wilkins suffered a heart attack, and changed his plans from building a larger residential home to luxury condominiums.

After Peel spoke for 30 minutes, Wilkins took about five minutes to address several comments and statements that have been made about the project, he and others involved in Marina Shores through The Courier newspaper and local radio station shows. Jeff Harrison is the project architect. Bill Owens is project engineer.

"I have asked anyone if there is any negative impact of this project, I would change it," Wilkins explained. "There has been a great deal of misinformation about this project. At times, I thought they were attempts to make us feel uncomfortable. When it appears those efforts might not work, there's been local radio air time purchased, letters to the (newspaper) editor or statements made to poison my integrity. No project like this is worth that.

"From the very start, my hope is that these condos have a pleasant impact on Russellville and Lake Dardanelle. I have absolutely no intention and have never had any intention for these to be apartments or treated as such. Quite honestly, there are homes out there rented on a month-to-month basis. People come and go. It happens all the time. I haven't heard a single complaint about them."

"My partners have done our homework on this project," Wilkins added. "That's why we're willing to make this investment. Individuals have misrepresented my record simply because they don't want this development to occur. They haven't any opposition based on solid fact. Marina Shores will have a very positive impact on Russellville. These are the facts. I will any questions you have for me any time."

Alderman Randal Crouch asked City Corp. General Manager Craig Noble about a sewer service station in the area. Noble said the station is due for a system upgrade, but is part of a master plan and has nothing to do with the proposed condominium project.

Peel cited letters of approval for the project, including one from certified general appraiser Fred Hale, who stated "In my opinion, the construction of the proposed PUD could have a beneficial impact on surrounding property values."

Peel also cited the planning commission's staff report that stated, "No negative impacts are anticipated by this request if it is approved in conjunction with the PUD request."

"The proposed PUD has been reviewed and approved by city planner Jim Von Tunglen and city attorney Trey Smith, as well as Public Works director Morgan Barrett," Peel added, saying there is a limit of six persons per single-family condo as he answered a question from Tripp.

Public opinion

Then it was time for citizens to voice their concerns. Marina Road resident Vernon Kinchen mused that "after that glorious presentation by Mr. Peel, I might sell my home and buy one of these things."

Kinchen went on to say some of the objections by he and other residents in the area included "against setting precedents that would open the floodgates of anyone who wants to change R-1 to PUDs anywhere in the city."

Other residents thought the PUD project was spot zoning. Another Marina Road resident, Danny Henderson, said he doesn't have any personal venom against anyone in the building or on the council, then jokingly recommended similar rezoning for parcels of property close to council members.

"I want to be a good neighbor to those around me," Henderson explained. "Some of us don't have the ways and means to control the property around us. Some do, some don't. I'm thinking what this really is is getting around the zoning codes. We were given solid assurances by the city council when this was annexed that it would remain R-1. Downsize this about 25 percent, and it wouldn't be a problem."

"As far as setting a precident, what precident are you setting?" he asked. "This area that is R-1 is developing fine as it is."

Wilkins again addressed the council, saying everything has been done to try to minimize construction traffic and construction noise in the area if the project is approved and construction begins. He said all the luxury condos would be built at once.

Mayor Raye Turner asked City Attorney Trey Smith about any protection the city might have in case something happens and the project is not completed. Smith replied that in any case, it is written in the master deed of the planned unit development that the land will resort back to R-1, and any construction would be removed.

Answering another question, Wilkins said he would be willing to consider any type of fencing or foilage that would serve as the boundary of the condos, or whatever would be the most appropriate for adjoining landowners. He added that, after visiting and studying other PUDs throughout the country, not one case existed where there was there a degradation of property values when R-1 adjoins a PUD.

After Turner asked if aldermen could decide on the issue Thursday night, Tyrone Williamson said he would make a motion to read the rezoning ordinance for the first time, then bring the issue back to the council during next month's meeting.

"I would hope the council would make a decision on this next month," Alderman Cliff Kirchner stated. "We've heard about it at the planning commission, read about it, taken phone calls, talked about it."

Also tabled until next month's meeting was a public hearing to review a request to close Marina Shores Street. Engineer Bill Owens said it could wait until next month because it was directly related to the project.